803 County Rd 14 · Repton, AL 36473

$130,000

3 bd · 1.0 ba · 1,344 sqft · SingleFamily public records · 77 Days on market

Built 1983 2.00 ac lot $97/sqft · 25% below area Est $174k · 25% under ↓ 4% since listing

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Why this score? — see what drove the C grade

The composite is a weighted blend of 9 inputs, each scored 0–100. Each bar is that input's sub-score; the figure is the points it added to the 100-point composite (weight × sub-score).

• Cash flow +17.7/30.0
• ARV discount +15.0/15.0
• DSCR +5.5/10.0
• Appreciation +5.0/10.0
• 1% rule +3.4/10.0
• Livability +3.2/5.0
• Rent growth +2.5/5.0
• Condition / age +2.5/5.0
• Schools +1.5/10.0

Listing remarks MLS

If you're looking for space, privacy, and potential, this property delivers. Situated on just over 2 acres, this home offers a peaceful country setting with plenty of room to spread out. A large covered front porch welcomes you in - perfect for enjoying quiet mornings or relaxing evenings. Inside, you'll find a spacious open-concept living area featuring vaulted ceilings with exposed beams and a fireplace that anchors the room. The layout flows into a generously sized kitchen with ample cabinet space, bar seating, and room to reimagine into a modern centerpiece. The home includes multiple bedrooms and baths with a functional layout and solid footprint. While updates are needed, the property presents an excellent opportunity for a fix-and-flip, rental, or primary residence with built-in equity potential. Out back, the acreage provides endless possibilities - whether you want a garden, workshop, additional structures, or simply room to enjoy the outdoors.

Key facts

• 2 acre lot
• Built 1983
• Listed 76 days

What this means for you Summary

Snapshot

• This is a 3-bed/1.0-bath single-family listed at $130k.

Deal economics

• At list price, monthly cash flow is $104 ($1k/yr) — positive.
• The deal already cash-flows at list — no discount required.
• To meet the 1% rule (rent ≥ 1% of price), the offer needs to be $109k (15.9% below list).
• Recommended offer: $109k (15.9% below list) — sets the bar for 1% rule.

Location & tenants

• Location reads 64/100 on livability (#154 in AL) — a middle-class / working-renter tenant base. Strengths: crime A+, cost of living A+, housing A+; Watch: schools F, amenities F, commute F.
• Conecuh County (rural): math 7% / reading 30% proficiency, ranked #111 of 129 in AL (top 86%) — low school quality limits family demand, transient renter base, plan for 1-2y turnover; 78% free/reduced lunch — lower-income household profile, screen leases tightly.
• Market conditions: 4 active listings in the ZIP; 1 units permitted in Conecuh County in 2024 (0 in 5+ unit buildings).

Forward outlook

• In year one you build about $5k of equity ($899 loan paydown + $4k appreciation (3.0% local appreciation)).
• Conecuh County population projected at -28% by 2050 — secular population decline; favor cash flow + early exit over multi-decade hold.
• At projected returns (3.0% appreciation + 3.0% rent growth), your $36k cash investment doubles in ~6 years — after that, you're playing with house money.
• By year 7, paydown + projected appreciation supports a ~$30k cash-out refi (75% LTV) — recoverable capital for the next deal without selling this one.

Negotiation context

• It's been on market 77 days — a 6% lower offer ($122k) is reasonable based on typical stale-listing flexibility.

Risks & watch-outs

• Climate carrying-cost: severe wind risk, 99% chance of damaging wind over 30y; major wildfire risk; extreme-heat days projected 7→20/yr by 2055 (HVAC capex compounding) — expect insurance premiums to compound above CPI over the hold.

Recommended offer $109,367 (15.9% below list)

Questions for the listing agent

1. It's been on market 77 days. Have you received any prior offers? Is the seller open to a 16% concession, seller financing, or rate buy-down credit?
2. Why hasn't it sold? Are there any deal-killer items the seller is aware of (foundation, flood, title, zoning, code violations)?
3. Is there a deadline driving the sale (1031 exchange, divorce, estate, relocation)? That informs how much negotiation room exists.
4. Schools are F-rated, which usually means shorter tenancies and higher turnover. Who's the typical renter profile here, and what's been the actual vacancy rate?
5. What's the average days-on-market for RENTAL listings here right now (not sales)? A rising rental-DOM trend means longer vacancies and softer asking-rent achievability than the comps imply.
6. What's the recent tenant-quality profile in this submarket — average credit score on applications, eviction rate, late-payment / NSF rate, and stable-employment percentage? A property-management company in the area should have these aggregated.
7. How much new for-sale + rental construction is in the pipeline within 1–3 miles? Heavy new supply typically softens prices + rents 12–24 months out; constrained supply supports both.

Investment metrics

• 1% rule: 0.84% ✗
• Cap rate: 7.26%
• Cash-on-cash: 3.44%
• DSCR: 1.15
• GRM: 9.9

CMA / ARV

• ARV (median comp): $173,596
• List price: $130,000
• Delta: -25.11%
• Verdict: UNDERPRICED
• Comps: 1 within 2.0 mi

Projected returns pro-forma

3.0% appreciation · 3.0% rent growth · sell at horizon

5-year hold

• IRR: 10.7%
• Equity multiple: 1.61×
• Total profit: $22,230
• Equity at exit: $58,454

10-year hold

• IRR: 12.9%
• Equity multiple: 2.92×
• Total profit: $69,759
• Equity at exit: $90,084

Cash invested: $36,400 (down + closing). Projections, not guarantees.

Landlord ↔ Tenant lean methodology

• Overall (STATE): 90 Strongly Landlord-Friendly
• State Alabama: 90 Strongly Landlord-Friendly · R+15
• County: — inherits STATE
• City: — inherits STATE

Right-to-evict in 7 days for non-payment; no rent control; preempted statewide; courts move quickly.

Methodology + full state rankings →

ZIP-level market 36473

• Active inventory: 4
• Price-to-rent: 9.9×

Monthly cashflow live

• Estimated rent: $1,094 medium
• Mortgage (P&I): −$682
• Tax from tax record: −$24 /mo · $286/yr
• Insurance: −$54
• HOA: −$0
• Vacancy / Maint / Mgmt: −$230
• Net cashflow: $104

Break-even live

Break-even rent $962

Max offer price $130,000

Occupancy floor 85%

UW: 25.0% down · 7.5% · 30yr · 1.5% tax · 5.0% vac · 8.0% maint · 8.0% mgmt

Financing live

Cash to close

• Down payment: $32,500
• Closing costs: $3,900
• Reserves months: —
• Total cash needed: —

Listing history 18 events

1. 2026-06-19
   days on market $130,000 Active 77 DOM
2. 2026-06-18
   days on market $130,000 Active 76 DOM
3. 2026-06-17
   days on market $130,000 Active 75 DOM
4. 2026-06-16
   days on market $130,000 Active 74 DOM
5. 2026-06-15
   days on market $130,000 Active 73 DOM
6. 2026-06-14
   days on market $130,000 Active 71 DOM
7. 2026-06-12
   days on market $130,000 Active 70 DOM
8. 2026-06-09
   days on market $130,000 Active 67 DOM
9. 2026-06-08
   days on market $130,000 Active 66 DOM
10. 2026-06-07
    days on market $130,000 Active 65 DOM
11. 2026-06-05
    days on market $130,000 Active 63 DOM
12. 2026-06-04
    days on market $130,000 Active 61 DOM
13. 2026-06-02
    days on market $130,000 Active 60 DOM
14. 2026-06-01
    days on market $130,000 Active 59 DOM
15. 2026-05-31
    days on market $130,000 Active 58 DOM
16. 2026-05-31
    days on market $130,000 Active 57 DOM
17. 2026-04-27
    price $130,000 967-char remark

    Show marketing remark (967 chars)

    If you're looking for space, privacy, and potential, this property delivers. Situated on just over 2 acres, this home offers a peaceful country setting with plenty of room to spread out. A large covered front porch welcomes you in - perfect for enjoying quiet mornings or relaxing evenings. Inside, you'll find a spacious open-concept living area featuring vaulted ceilings with exposed beams and a fireplace that anchors the room. The layout flows into a generously sized kitchen with ample cabinet space, bar seating, and room to reimagine into a modern centerpiece. The home includes multiple bedrooms and baths with a functional layout and solid footprint. While updates are needed, the property presents an excellent opportunity for a fix-and-flip, rental, or primary residence with built-in equity potential. Out back, the acreage provides endless possibilities - whether you want a garden, workshop, additional structures, or simply room to enjoy the outdoors.

18. 2026-04-03
    listed $135,000 Active 967-char remark

    Show marketing remark (967 chars)

    If you're looking for space, privacy, and potential, this property delivers. Situated on just over 2 acres, this home offers a peaceful country setting with plenty of room to spread out. A large covered front porch welcomes you in - perfect for enjoying quiet mornings or relaxing evenings. Inside, you'll find a spacious open-concept living area featuring vaulted ceilings with exposed beams and a fireplace that anchors the room. The layout flows into a generously sized kitchen with ample cabinet space, bar seating, and room to reimagine into a modern centerpiece. The home includes multiple bedrooms and baths with a functional layout and solid footprint. While updates are needed, the property presents an excellent opportunity for a fix-and-flip, rental, or primary residence with built-in equity potential. Out back, the acreage provides endless possibilities - whether you want a garden, workshop, additional structures, or simply room to enjoy the outdoors.

ⓘ Source: listings_history table (triggers on properties + properties_extension) + one-shot backfill from property_details.listing_events for pre-trigger history.

Tax reassessment forecast AL · Resets to sale price

• Current annual tax: $286 · $24/mo
• Projected year-2 tax: $533 · $44/mo
• Expected delta: +$247/yr (+$21/mo · 86.1%)

ⓘ Screening estimate from a state-policy table — verify with the county assessor before closing.

Climate risk First Street

• 🌊 Flood 1/10 Low FEMA zone X (unshaded) · 0% chance over 30 yrs
• 🔥 Wildfire 7/10 Severe
• 🌡 Heat 8/10 Severe 7 d/yr ≥107°F today · 20 d/yr by 30 yrs out
• 💨 Wind 9/10 Extreme 99% chance of damaging wind over 30 yrs
• 🫁 Air quality 2/10 Low 1 unhealthy d/yr today · 1 by 30 yrs out

Taxation est. · year 1

• Rental income: $13,124
• − Mortgage interest: −$7,282
• − Property taxes: −$286
• − Insurance: −$650
• − Repairs & maintenance: −$1,050
• − Management: −$1,050
• − Depreciation: −$3,782
• Taxable loss: −$976
• Est. tax savings @ 24.0%: +$234
• After-tax cash flow: $1,485/yr

For passive investors: Depreciation is non-cash, so a rental often shows a tax loss while cash-flowing — sheltering income. Rental losses are passive: they offset passive income freely, and up to $25,000/yr can offset ordinary (W-2) income if you actively participate and your MAGI is under $100k (phasing out to $0 by $150k); unused losses carry forward. On sale, claimed depreciation is recaptured at up to 25%, and gains may owe capital-gains tax (a 1031 exchange can defer both). Figures are a year-1 estimate at your 24.0% rate — not tax advice; consult a CPA.

Schools (NCES district)

• District: Conecuh County
• NCES district ID: 0100870
• Math proficiency: 7% ▼ -24.00%
• Reading proficiency: 30% ▬ 0.00%
• Median HH income: $28,538
• Composite: 14.53/100
• National rank: #9419
• State rank: #111 of 129 in AL

Livability — Repton

• Score: 64/100
• State rank: #154
• US rank: #14047

Category grades

Amenities F Commute F Cost of living A+ Crime A+ Employment F Housing A+ Health & safety D- User ratings A

Schools grade is shown separately in the Schools card above.

Census & demographics

• Population (ZIP): 316

Population outlook (Conecuh County) Hauer SSP2

• Today (2025): 11,360 people
• By 2030: 10,646 · -6.3%
• By 2040: 9,363 · -17.6%
• By 2050: 8,241 · -27.5%
• By 2075: 6,261 · -44.9%
• By 2100: 5,035 · -55.7%

Race, ethnicity, and origin ACS 2023

• Neighborhood character: Predominantly White (100%)
• Race & ethnicity: White 100%

Political lean MEDSL · Conecuh

• 2024 margin: R (+13.9) · D 42.7% · R 56.6%
• 2008→2024 swing: -13.4pp toward R · 2008: -0.6pp · 2024: -13.9pp
• All cycles: 2024: R+13.9 2020: R+7.4 2016: R+5.2 2012: D+1.7 2008: R+0.6

Not yet ingested

• Civics: —

Market trends

• HPI YoY: —
• Current HPI: —
• Rent YoY: —
• Metro: —
• State GDP YoY: ▲ 2.94%
• F500 in state: 4

Industry mix (Fortune 500 HQ in AL)

Industry	F500 HQs	Revenue
▸Financial Services	1	$8B
▸Healthcare	1	$5B

Price history

-3.7% since first listed

2 events — show timeline

• 2026-04-27 Price Changed $130,000 SAMLS
• 2026-04-03 Listed $135,000 SAMLS

Property tax history

+1.1%/yr

Latest (2025): $286 · -21.5% YoY. Source: county tax records.